EPR vs GLPI vs VICI vs NNN

For growth investors, EPR Properties (EPR) is the stronger pick with 12.

1% revenue growth year-over-year, versus 4. 1% for VICI Properties Inc. (VICI). VICI Properties Inc. (VICI) offers the better valuation at 11. 0x trailing P/E (10. 1x forward), making it the more compelling value choice. Analysts rate Gaming and Leisure Properties, Inc. (GLPI) a "Buy" — based on 27 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

On trailing P/E, VICI Properties Inc.

(VICI) is the cheapest at 11. 0x versus NNN REIT, Inc. at 21. 5x. On forward P/E, VICI Properties Inc. is actually cheaper at 10. 1x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: VICI Properties Inc. wins at 1. 21x versus Gaming and Leisure Properties, Inc. 's 2. 97x — a reasonable growth-adjusted valuation.

Over the past 5 years, EPR Properties (EPR) delivered a total return of +49.

6%, compared to +15. 0% for NNN REIT, Inc. (NNN). Over 10 years, the gap is even starker: GLPI returned +122. 5% versus EPR's +28. 4%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), NNN REIT, Inc.

(NNN) is the lower-risk stock at 0. 15β versus EPR Properties's 0. 35β — meaning EPR is approximately 126% more volatile than NNN relative to the S&P 500. On balance sheet safety, NNN REIT, Inc. (NNN) carries a lower debt/equity ratio of 109% versus 156% for Gaming and Leisure Properties, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), EPR Properties (EPR) is pulling ahead at 12.

1% versus 4. 1% for VICI Properties Inc. (VICI). On earnings-per-share growth, the picture is similar: EPR Properties grew EPS 105. 0% year-over-year, compared to -3. 7% for NNN REIT, Inc.. Over a 3-year CAGR, VICI leads at 15. 5% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

VICI Properties Inc.

(VICI) is the more profitable company, earning 69. 3% net margin versus 38. 3% for EPR Properties — meaning it keeps 69. 3% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: VICI leads at 91. 1% versus 52. 5% for EPR. At the gross margin level — before operating expenses — VICI leads at 99. 2%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, VICI Properties Inc. (VICI) is the more undervalued stock at a PEG of 1. 21x versus Gaming and Leisure Properties, Inc. 's 2. 97x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, VICI Properties Inc. (VICI) trades at 10. 1x forward P/E versus 21. 7x for NNN REIT, Inc. — 11. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for VICI: 11. 1% to $32. 00.

All stocks in this comparison pay dividends.

EPR Properties (EPR) offers the highest yield at 6. 6%, versus 5. 3% for NNN REIT, Inc. (NNN).

For long-horizon retirement investors, Gaming and Leisure Properties, Inc.

(GLPI) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 19), 6. 5% yield, +122. 5% 10Y return). Both have compounded well over 10 years (GLPI: +122. 5%, EPR: +28. 4%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

In terms of investment character: EPR is a small-cap deep-value stock; GLPI is a mid-cap deep-value stock; VICI is a mid-cap deep-value stock; NNN is a small-cap income-oriented stock. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.